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C6.3.3 Package of Plans Objective
The main objective of package of plans is to establish the proper allocation of land for aff ordable housing to private developers as well as social housing institutes. It is used as a mechanism to engage partnerships with the City and developers to better streamline the management of development on a large scale.
6.4 Zoning Rights
Zoning rights, which allow for mixed use, are allocated to public space, commercial space and residential areas located along main access routes (level one and two routes). Individual sites are only allocated zoning rights at site development plan (SDP) level. The general zoning rights are given at the development framework level. This will specify the zoning rights of building footprints along level one and two routes, as well as public spaces (discussed in Chapter 5). The zoning rights below refer to Table A: Summary of the zonings and development rules (City of Cape Town, Municipal Planning By-Law of 2015, 2015: Chap14, item 20):
1. Level One and Two Routes
a. Land abutting level one and two routes have been zoned to Mixed-use subzonings (MU1 - MU3). Primary uses that apply to this land include: business premises, fl ats and place of entertainment. Existing residential areas fronting onto level one and two routes are also rezoned to assist with incremental change. This also enables new perimeter blocks to have ground fl oor commercial space.
2. Public Squares
a. Land around public hard open spaces has been zoned for Local Business Zoning 2: Local Business (LB2), which allows for primary uses of service trade. Other
provisions (zoning parameters) allow for: canopy projection on street corners, parking and access, and informal trading.
3. Level Three Routes
a. Residential areas fronting onto level three routes have been zoned General Residential Subzoning GR2. The primary uses that apply to the land include dwelling house, fl ats, group housing and open space.
6.5 Housing Implementation Framework
This section outlines the implementation of aff ordable housing for the site. The vision for the site, discussed in Chapter 1, seeks to provide mixed-income, mixed-tenure aff ordable housing options. This will allow low-income households, who qualify for social housing rental subsidies and those who qualify for the Financially Linked Individual Subsidy Programme (FLISP), to live together in the same development. This should also take the approach of tenure-blind development, in which housing from diff erent tenures will be indistinguishable from one another with regard to their external architectural design. It should also ensure that units from diff erent tenures should be integrated rather than confi gured in clumps (Roberts, 2007: 187). Many low-income developments are visible due to poor quality architectural design and this should be avoided in this development. The tenure-blind approach, together with social housing design principles of robust, higher quality, external architecture of housing stock, allows for homogeneity of typologies. This will ensure that diff erent typologies have the same high quality fi nishes and designs so that the status of rentals as lesser than owned or, higher and lower income typologies, will not be distinguishable, to create a more equal settlement. If the design and quality of the overall development is to a high standard, property prices are not necessarily aff ected (Williams, 2009).
The Inclusionary Housing Policy Framework and Social Housing Policy govern the implementation of aff ordable housing, in this case Social Rental Housing and aff ordable market and rental units. These policies stipulate the processes required to implement aff ordable housing through partnerships with the private sector. Strategic incentives will be used to encourage private sector involvement in the development of aff ordable housing. Using this legislation, a thorough housing implementation framework will demonstrate the procedures of aff ordable housing. The Transport and Urban Development Authority should authorise the provision of aff ordable housing projects. The New Market Development Department in the City implements and monitors human settlements projects, as well as develops, facilitates and maintains partnerships between the City and private sector developers for integrated housing delivery. These two authorities should manage and facilitate the overall implementation process.
6.5.1 Potential Model
Each precinct should include a mix of social housing rental units, inclusionary housing subsidised units and middle/high income open market units (shown below) that can be used as a cross-subsidisation mechanism in certain precincts. Open market housing must cater for 30% of units reserved for aff ordable housing. Each precinct must secure some commercial uses to cover return costs and potential cross- subsidisation. The proposed development should ensure that the full range of income brackets are accommodated in the development and not only target the higher income groups of each housing category bracket. Individual government subsidies will facilitate the development of certain housing categories. In addition, associated government grants involved in the costing of development of precincts are also listed below. Precinct A should include transitional housing on site and accommodate 50 units with shared communal facilities. This must be managed by an SHI and takes the role as short term alternative accommodation for relocated households from the local informal settlement on Precinct A (refer to Chapter 3). First time buyers will be prioritised for ownership and open market categories. This includes Land Restitution Programme claimants who qualify for the subsidy. Social housing benefi ciaries
will be coordinated through the housing database by subsequent SHIs. Spatial principles need to be applied in the development of aff ordable housing to create a a settlement of opportunity and vibrancy (refer to Chapter 4 and 5).
6.5.2 Aff ordable Housing Intervention Categories
Table 6.3 and 6.4 below set out the aff ordable housing categories and provides explanations of relevant policy and the stakeholders involved:
Table 6.3 Aff ordable Housing Intervention Categories (Source: Author, 2017)